For developers and landowners
Best Planning Consultants for Developers: How to Choose
Sviatoslav JerdetchiiCEO & Founder of Craftex. Updated , 6 min read
The short answer
For a developer, the best planning consultant knows the borough, can say which version of the scheme is likely to be approved, and tests it against viability and buildability before it goes in. A consent that doesn't pay, or can't be built as drawn, isn't worth having.
- Ask for recent consents in the same borough and for the same type of scheme.
- Check the planning case is tested against a live appraisal, not a one-off report.
- Make sure fire safety and buildability are checked before you submit.
- Compare fees stage by stage, including what happens after a refusal.
A householder needs a permission. A developer needs a permission that produces a land value. That changes what you should want from planning consultants in London. The question is not how many applications they submit. It is which version of your scheme they can get approved, and whether that version still pays.
This guide compares the main types of planning team a developer can hire in London and the UK. It sets out six criteria that separate them, and where a development partner with in-house planning, like Craftex, fits. Have a site in mind? Book a site visit and we'll give you a first view of the planning route.
What developers need from planning consultants in London
The planning case and the appraisal are the same document seen from two sides. Four things link them.
- The number of homes or square metres consented drives the appraisal.
- Affordable housing, CIL and Section 106 come straight off the land value.
- Design changes made at committee can add cost the appraisal never saw.
- For taller residential buildings, fire safety is assessed at planning stage, and the design must survive building control later.
So ask a planning team about outcomes and numbers, not just process.
Six criteria that matter
These are the tests we would apply if we were hiring a planning team for our own schemes.
1. Local knowledge, borough by borough
London has 32 boroughs and the City, each with its own local plan, design expectations and committee culture. The London Plan sits on top. Ask for recent consents in the same borough and, ideally, for the same type of scheme.
2. Honest pre-application advice
A good consultant tells you what officers are likely to resist before you pay for a full design. Ask how it approaches pre-application advice. Ask what it has told clients not to submit.
3. Viability tested alongside policy
Affordable housing talks in London often turn on viability evidence. A team that works with a live appraisal can show the effect of each design change on the land value. Our CIL and Section 106 guide explains the obligations it has to price.
4. Design and buildability in the same conversation
Many schemes get consent, then change at technical design because the structure, services or fire strategy don't work as drawn. That can mean a Section 73 application or a new one.
Buildings with two or more homes that are 18 metres or 7 storeys tall need a fire statement with the planning application. This is planning gateway one.
Since 30 September 2026, new blocks of flats with a storey at 18 metres or more also need a second staircase. The Building Safety Regulator then approves the detailed design before work starts. Our guide to the Building Safety Act and Gateway 2 explains the timings.
5. Appeals and conditions
Refusals happen. Ask whether the team handles appeals itself. Ask how it deals with pre-commencement conditions, which can hold up a start for months. See our planning appeal guide.
6. How it is paid and whose side it is on
A fee-based consultant is paid whether or not you get consent. That's normal. But ask for a fee per stage, a clear scope and a list of exclusions, such as surveys, specialist reports and appeals.
Planning team types compared
Typical patterns, not judgements on any one firm.
| Type of team | Best for | Watch for |
|---|---|---|
| Independent planning consultancy | Developers with their own design and cost teams | Reports outside the fee |
| Planning team in a large consultancy | Complex schemes needing many reports | Who actually works on your scheme |
| Architect-led planning | Design-sensitive sites | Strategy led by design preferences |
| Planning solicitor | Section 106, appeals, legal challenges | Not a substitute for strategy |
| Development partner with in-house planning (Craftex) | One team from appraisal to completion | Our record on your borough and scheme type |
Our pay structure differs from a consultant's. Depending on the deal, we work on a fee or a percentage, co-invest, or take the whole risk.
Who would plan your scheme at Craftex
Rob Barton, our Development Director, sets the planning strategy. In his previous career at plc housebuilders he took planning for more than 10,000 homes and delivered more than 4,000. These were his roles before Craftex, not Craftex projects.
- At Kennet Island in Reading he ran the planning and development team that won consent for 850 homes.
- At the Old Vinyl Factory in Hayes he secured masterplan consent for a mixed-use scheme including 642 homes.
- At Acton Gardens he secured masterplan consent for 2,340 homes.
Two more people check the scheme as it is drawn. Martin Hickey, our Preconstruction Director, has more than 50 years in construction. He checks that what is consented can be built and priced. Joe Crawford, Operations Director, brings 37 years on projects of up to £135M.
I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away. We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP. We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care. We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.
What it looks like in practice
Allitsen Road, St John's Wood: four options, tested before design
Allitsen Road is a vacant corner building in the St John's Wood Conservation Area. It faces two Grade II listed properties. Our planning review cross-referenced the Westminster City Plan, the London Plan and national policy.
We developed four options. They ran from a four-flat light-touch conversion to a seven-flat scheme using the roof and basement. Each was tested against space standards, structure and viability, so the owner could choose with the trade-offs in view.
Where planning meets the build
The same team prices and builds what it designs. At the Drake's railway arch, nothing could be drilled into the structure, so the whole build was freestanding. At Portsoken House, a £2.2M conversion, we delivered 1,550 sq m in seven months while tenants stayed. That site knowledge feeds back into what we tell you at planning stage.
Where Craftex is not the right fit
- Householder applications and small extensions. Our development work starts at £3M GDV. A local planning consultant or architect will serve you better and cost less.
- You already have design and cost teams. If you only need a planning statement written and submitted, an independent consultancy is the natural choice.
- High-stakes legal challenges. A judicial review or public inquiry needs a planning solicitor and counsel. We can work alongside them, not instead of them.
How to choose in five steps
- Write down the scheme you hope for and the minimum you'd accept.
- Shortlist two or three teams of different types from the table.
- Ask each for a short view on the site's planning route and its main risks.
- Ask who will attend meetings with officers, and how many schemes they run now.
- Compare scope and fees stage by stage, including what happens after a refusal.
Council decision periods are 8 weeks for most applications and 13 weeks for major development. Plan around the borough's real record, not the target. Our planning consultancy service and planning overview show how we take schemes through consent. To test a site now, book a site visit.
